City Hall HSR RFP.pdf

65 NIAGARA SQUARE / 616 CITY HALL / BUFFALO, NY 14202-3373 / (716) 851-5850 / FAX: (716) 851-4080

SEAN M. RYAN

MAYOR

DEPARTMENT OF

PUBLIC WORKS, PARKS & STREETS

CITY OF BUFFALO

NOLAN R. SKIPPER

COMMISSIONER

SHANNTINA MOORE

ACTING DEPUTY COMMISSIONER OF

BUILDINGS

Date: August 21, 2025

Re: Request for Proposals for Professional Services

The Department of Public Works is soliciting proposals for professional services for:

Buffalo City Hall Historic Structures Report and National Historic Landmark Feasibility Study

65 Niagara Square, Buffalo, NY 14202

Deadline for submittal: Friday, September 25, 2026, 4:30 PM Electronic copy of the completed proposal to be submitted to:

Vincent A. Dugo, VDugo@buffalony.gov

I. Project Purpose

The City of Buffalo Department of Public Works (DPW) seeks proposals from qualified historic preservation consultants to prepare a comprehensive Historic Structures Report (HSR) and National Historic Landmark (NHL) Designation Feasibility Study for Buffalo City Hall. The HSR will establish the technical, historical, and preservation framework necessary to guide a future comprehensive restoration of the building, prioritize capital improvements, and support long-term stewardship. The NHL study will determine whether the building possesses exceptional national significance and whether pursuit of NHL designation is warranted.

II. Project Background

A. Historical Background

Completed in 1931 and dedicated in 1932, Buffalo City Hall is the seat of municipal government for the City of Buffalo and one of the nation’s most distinguished examples of monumental civic architecture from the early twentieth century. Constructed between 1929 and 1931 during the final years of Buffalo’s emergence as one of America’s leading industrial and commercial centers, City Hall symbolized the City’s confidence, prosperity, and aspirations at a pivotal moment in its history.

Designed by Buffalo architect John Wade, the 32-story, approximately 398-foot-tall building replaced Buffalo’s nineteenth-century City and County Hall, reflecting the expanding responsibilities and administrative complexity of municipal government during the Progressive Era.

At the time of its completion, Buffalo ranked among the largest cities in the United States and served as a major center of manufacturing, transportation, hydroelectric power, finance, and international commerce. The new City Hall was intended not merely as an office building, but as a monumental civic landmark embodying the ideals of efficient government, civic pride, and public service.

Constructed during the onset of the Great Depression, the project also represented a major public investment in employment and infrastructure. Its completion demonstrated the City’s commitment to long-term civic improvement despite rapidly changing economic conditions.

B. Architectural Significance

Buffalo City Hall is widely recognized as one of the finest surviving examples of Art Deco civic architecture in the United States. Rather than applying Art Deco ornament to a conventional office building, the design fully embraces the movement’s emphasis on verticality, geometric composition, stylized ornament, and integrated decorative arts.

The building’s massing, setbacks, and soaring central tower create one of Buffalo’s defining skyline features. Richly modeled stonework, sculptural reliefs, symbolic ornament, decorative metalwork, terrazzo floors, marble finishes, murals, and custom lighting fixtures combine to create a unified architectural composition in which architecture, sculpture, and craftsmanship are inseparable.

Unlike many municipal buildings that have undergone extensive modernization, Buffalo City Hall retains a remarkable degree of historic integrity in its principal public spaces, including its entrance lobby, ceremonial corridors, Common Council Chamber, observation deck, and numerous decorative finishes. The survival of these spaces provides an exceptional record of early twentieth-century civic design and municipal planning.

C. Civic and Cultural Significance

For nearly a century, Buffalo City Hall has served continuously as the center of municipal government and the principal location for civic decision-making in the City of Buffalo. The building houses the offices of the Mayor, Common Council, and numerous municipal departments responsible for providing essential public services.

Beyond its governmental function, City Hall has become one of Buffalo’s most recognizable architectural landmarks and a defining element of the city’s identity. Its observation deck, ceremonial spaces, public artwork, and architectural detailing have made it an important educational, cultural, and tourism destination for residents and visitors alike.

As one of the most visible symbols of municipal government, City Hall represents the evolution of Buffalo from a rapidly growing industrial metropolis into a modern city while continuing to embody the ideals of democratic governance and public investment.

D. Historic Designations

Buffalo City Hall is listed on the National Register of Historic Places, recognizing its architectural and historical significance at the national level. It is also designated as a local landmark by the City of Buffalo, reflecting its exceptional importance to the City’s built heritage and civic identity.

While City Hall has achieved recognition through these designations, it has not been evaluated comprehensively through a modern Historic Structures Report, nor has its potential eligibility for designation as a National Historic Landmark been formally examined through a systematic comparative study.

E. Need for a Historic Structures Report

Although Buffalo City Hall remains one of the City’s best-preserved monumental public buildings, it has now approached its centennial and faces increasingly complex preservation, maintenance, and modernization challenges. Deferred maintenance, aging building systems, evolving life-safety requirements, accessibility improvements, climate resilience, and the conservation of historic materials require careful planning to ensure that future work preserves the building’s architectural integrity while allowing it to continue serving as the City’s principal seat of government.

The preparation of a comprehensive Historic Structures Report (HSR) is considered the accepted professional standard for planning preservation work on nationally significant historic buildings.

Consistent with guidance published by the National Park Service, an HSR documents the building’s historical development, evaluates existing conditions and integrity, identifies character-defining features, and establishes treatment recommendations that can guide restoration, rehabilitation, maintenance, and capital investment over the coming decades.

Because Buffalo City Hall is expected to require significant capital investment during the coming years, an HSR will provide the City with a defensible, technically sound framework for prioritizing restoration projects, coordinating future design work, pursuing grant funding, and ensuring that all interventions are consistent with nationally recognized preservation standards.

F. National Historic Landmark Feasibility

As part of this project, the City also seeks an objective evaluation of Buffalo City Hall’s potential eligibility for designation as a National Historic Landmark. While the building is widely regarded as one of America’s finest Art Deco municipal buildings, NHL designation requires a finding of exceptional national significance. The feasibility study will evaluate Buffalo City Hall under the National Historic Landmark criteria, compare it to nationally significant civic buildings of the Art Deco era, assess its architectural integrity and historical importance, and determine whether pursuit of NHL designation is warranted. If appropriate, the study shall identify the additional research and documentation necessary to support a future nomination.

This evaluation will help the City determine whether Buffalo City Hall merits recognition among the nation’s most significant historic places and whether such designation would strengthen future preservation, restoration, and funding efforts.

II. Project Objectives

A Historic Structures Report (HSR) is the foundational planning document for the preservation, restoration, and long-term stewardship of a historic building. Prepared in accordance with guidance from the National Park Service, an HSR documents a building’s historical development, architectural significance, existing physical conditions, character-defining features, and chronology of alterations, while establishing treatment recommendations consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. For the City of Buffalo, an HSR for City Hall would provide an authoritative framework for guiding future restoration projects, prioritizing capital investments, coordinating maintenance, and ensuring that modernization efforts preserve and restore the building’s historic character. It would also support grant applications, improve project planning and cost efficiency, reduce the risk of inappropriate alterations, and provide a long-term roadmap for the stewardship of one of Buffalo’s most significant civic landmarks. In short, this project will:

• Produce a National Park Service-compliant Historic Structures Report.

• Document the complete architectural and developmental history of the building.

• Evaluate existing conditions and preservation needs.

• Identify character-defining features and alterations.

• Develop phased restoration priorities and maintenance guidance.

• Prepare a National Historic Landmark feasibility assessment based upon comparative national research.

III. Detailed Scope of Work

Task 1 – Project Administration

• Conduct kickoff meeting.

• Prepare a schedule and quality-control plan.

• Coordinate monthly meetings with DPW and City staff.

• Coordinate with SHPO as appropriate.

Task 2 – Historic Research

• Research original plans, specifications, contracts, and photographs.

• Review Common Council proceedings, permits, newspapers, and archival collections.

• Prepare illustrated building chronology and alteration history.

• Confirm historically significant architects, artists, and craftsmen.

Task 3 – Existing Conditions Assessment

• Exterior Building Envelope o Survey and document the condition of all character defining features, including, but not limited to:

▪ Limestone, granite, brick, and terra cotta cladding

▪ Mortar joints and previous repointing campaigns

▪ Decorative carvings, relief sculpture, and ornamental detailing

▪ Cornices, parapets, coping stones, and water tables

▪ Roof structures, penthouses, observation tower, and drainage systems

▪ Windows, storefronts, curtain walls, and entrances

▪ Exterior lighting fixtures, flagpoles, and other architectural appurtenances o Identify cracking, displacement, biological growth, staining, spalling, corrosion, moisture infiltration, failed sealants, incompatible repairs, and other conditions affecting the building envelope.

o Evaluate exterior accessibility improvements and their compatibility with historic character.

• Interior Architectural Features o Survey and document the condition of all character defining features, including, but not limited to:

▪ Main lobby

▪ Mayor’s Office and ceremonial reception rooms

▪ Common Council Chamber

▪ Elevator lobbies

▪ Grand corridors

▪ Observation deck

▪ Monumental stairways

▪ Public waiting areas

▪ Historic conference rooms

▪ Representative office suites retaining historic character o Assess:

▪ Marble, limestone, terrazzo, and decorative flooring

▪ Historic plaster and ornamental ceilings

▪ Decorative paint finishes

▪ Wood paneling and millwork

▪ Decorative metal finishes

▪ Historic lighting fixtures

▪ Decorative glass

▪ Doors, hardware, and transoms

▪ Murals, sculpture, mosaics, inscriptions, and other artwork

▪ Building systems, including historic heating and cooling systems o The assessment is intended to identify preservation impacts rather than prepare engineering design documents.

• Historic Integrity Assessment. For each major space and building component:

o Evaluate integrity of location, design, setting, materials, workmanship, feeling, and association.

o Identify historic materials that survive intact.

o Document significant alterations and dates where known.

o Distinguish reversible and irreversible alterations.

o Evaluate restoration potential.

• Material Conservation Assessment. Provide planning-level recommendations regarding conservation and restoration of historic materials and features. Where specialized conservation studies are recommended, identify those studies separately.

• Photographic Documentation o Prepare comprehensive high-resolution digital photographic documentation of:

▪ Exterior elevations

▪ Representative interior spaces

▪ Character-defining features

▪ Significant deterioration

▪ Previous repairs

▪ Areas requiring immediate stabilization o Photographs shall be keyed to plans and incorporated into the Historic Structures Report.

• Deficiency Matrix. Prepare a comprehensive conditions matrix identifying:

o Building component o Existing condition o Probable cause o Severity of deterioration o Recommended treatment o Recommended priority (Immediate, Short-Term, Medium-Term, Long-Term) o Suggested further investigation, if necessary

Task 4 – Architectural Documentation

• Prepare comprehensive digital photographic documentation.

• Identify and map character-defining features.

• Recommend laser scanning/BIM documentation if beneficial.

• Compile existing drawings and identify documentation gaps.

Task 5 – Historic Structures Report

• Prepare developmental history and statement of significance.

• Evaluate integrity and character-defining features.

• Develop preservation philosophy consistent with the Secretary of the Interior’s Standards.

• Recommend prioritized stabilization, restoration, and rehabilitation projects.

• Provide order-of-magnitude phasing and long-term cyclical maintenance recommendations.

Task 6 – National Historic Landmark Feasibility Study

• Evaluate Buffalo City Hall under NHL criteria.

• Compare the building with nationally significant Art Deco civic buildings and existing NHLs.

• Assess architectural, artistic, and civic significance at the national level.

• Evaluate integrity.

• Identify strengths, weaknesses, additional research needs, and likelihood of successful designation.

• Recommend whether the City should pursue an NHL nomination.

• If the Consultant concludes that Buffalo City Hall appears to meet the criteria for designation as a National Historic Landmark, the Consultant shall provide a recommended scope of work, schedule, and cost estimate for preparing a National Historic Landmark nomination. At the City’s sole discretion, the City may elect to negotiate an amendment to the Agreement with the Consultant to prepare and submit a National Historic Landmark nomination, subject to the availability of funding and all applicable procurement requirements. Preparation of a National Historic Landmark nomination is not included within the base scope of services under this Request for Proposals.

Task 7 – Public Engagement and Final Presentation

• Present draft findings to DPW.

• Conduct one public presentation.

• Present final report to the Preservation Board and Common Council committee if requested.

IV. Deliverables

• Draft Historic Structures Report.

• Final Historic Structures Report (PDF and editable Word).

• Standalone National Historic Landmark Feasibility Report.

• Digital photograph archive.

• Presentation materials.

• All research notes, maps, and supporting documentation developed under the contract.

V. Consultant Qualifications

The consultant team shall include, at minimum, a Secretary of the Interior-qualified Architectural Historian and Historic Architect. Experience with Historic Structures Reports for major civic buildings is required. Experience with National Historic Landmark evaluations or nominations is strongly preferred.

VI. Schedule

The anticipated project duration is approximately one year from notice to proceed.

VII. Budget

The anticipated budget is no greater than $300,000.

VIII. Proposal Requirements

• Technical approach.

• Detailed work plan by task.

• Project schedule.

• Qualifications and resumes.

• Three comparable projects.

• Fee proposal by task.

• MWBE participation plan.

IX. Evaluation Criteria

The City’s objective in soliciting proposals is to enable it to select a respondent that will provide high quality and cost-effective services to the citizens of Buffalo. The City will consider proposals only from respondents that, in the City’s sole judgment, have demonstrated the capability and willingness to provide high quality services to the citizens of the City in the manner described in this RFP. Qualification statements will be evaluated by the City based on which respondents are the most advantageous to the City based on experience and other factors considered.

Pursuant to the Mayor’s Executive Order #17-04, each Consultant shall provide any relevant information with respect to any program or action taken to attract, recruit, retain, and promote minority and female employees, partners, and associates as well as actions taken to subcontract with Minority or Women Owned Business Enterprises (M/WBEs).

Criterion Weight Technical approach 30% Qualifications 30% Cost 25%

MWBE 10%

Completeness 5%

The City will select the most advantageous proposal based on all of the evaluation factors set forth in this RFP. The City will make the award(s) that is in the best interest of the City. Each proposal must satisfy the objectives and requirements detailed in this RFP except as otherwise stated.

Successful respondents shall be determined by an evaluation of the total content of the proposal submitted. The City reserves the right to not select any of the proposals. The City shall not be obligated to explain the results of the evaluation process to any respondent.

X. Insurance Requirements

The Consultant shall secure policies of Workman’s Compensation & NYS Disability, Professional Liability, General and Automobile Liability Insurance, and maintain said policies in force during the life of this contract in the limits set forth:

Workman’s Compensation Insurance & NYS Disability:

This contract shall be void and of no effect unless the Consultant shall secure Workman’s Compensation Insurance for the benefit of, and keep insured during the life of this contract, such employees as are necessary to be insured in compliance with the provisions of the State of New York workmen’s Compensation Law.

General Liability:

With respect to all operations the Consultant shall carry Commercial General Liability insurance providing for a minimum limit of two million dollars ($2,000,000) per occurrence and aggregate for all damages arising out of bodily injury, personal injury, property damage, products/completed operations, and contractual liability coverage for the indemnification provided under this contract.

Automobile Insurance:

With respect to any owned, non-owned, or hired vehicles the Consultant shall carry Automobile Liability insurance providing for a minimum limit of one million dollars ($1,000,000) per accident for bodily injury and property damage.

Professional Liability:

With respect to any damage caused by an error, omission, or any negligent acts of the Consultant, the Consultant shall carry Professional Liability insurance providing two million dollars ($2,000,000).

All policies of insurance required by this contract shall be provided and maintained at no cost or expense to the City and shall name the City of Buffalo as an Additional Insured and Certificate Holder with respect to the Consultant’s activities. Professional Liability, Workmen’s Compensation, and NYS Disability Insurance shall name the City of Buffalo as a Certificate Holder.

All policies of insurance shall be provided by a company or companies authorized to do business in the State of New York. Before commencing the work, the Consultant shall furnish to the City a certificate of insurance, and shall thereafter provide renewal certificates, as appropriate, evidencing such coverage written by a company or companies acceptable to the City. All certificates of insurance shall be subject to the approval of the Corporation Counsel of the City as to form and of the Comptroller of the City as to sufficiency. Such certificates and renewal certificates shall provide for a notice of cancellation, change, lapse, or restrictive amendment by certified or registered mail at least 30 days.

Any contractor or subcontractor performing work under this contract shall procure and maintain statutory insurance and other insurance as determined by the Consultant so as to properly cover the liability of the Consultant and and subcontractor(s). The policy limits shall be the same as required of the Consultant and the certificates of insurance shall be delivered to the Consultant.

All Certificates must indicate and spell out City of Buffalo as additional insured where indicated and spell out the Address as 65 Niagara Square, Room 616. All Certificates must be submitted within one week of contract award letter.

XI. Instructions for Consultants Submitting Proposals

1. Provide summary descriptions of related experience of the firm.

2. Complete a Consultant Fee Schedule.

3. Provide cost breakdowns per project phase and include anticipated hours spent for each project phase.

4. Prepare a brief statement outlining availability to work within timeframe allotted.

5. Prepare a brief statement outlining an understanding of the identified work scope and the approach.

6. Identify the person(s), by name, who will oversee the work of this project, specifically the lead Project manager.

7. The consultant should submit a flat hourly fee for each of the above titles identified.

8. Identify any subconsultants the firm will use on this project.

9. Deadline for submittal is Friday, September 25, 2026 at 4:30 pm via email. Submit one electronic copy to Vincent A. Dugo, VDugo@buffalony.gov.

10. Please direct all requests for additional information or any clarification regarding this Request for Proposals in writing to Vincent A. Dugo, VDugo@buffalony.gov, by Friday, September 11, 2026, 4:30 pm.

mailto:VDugo@buffalony.gov mailto:VDugo@buffalony.gov